UK House Surveys: Expenses, Varieties & Benefits of an RICS Home Survey

RICS Home Survey – Level 1

The RICS Home Survey Level 1 is a survey which you need to arrange if you’re thinking of buying a house, flat or bungalow which was constructed after 1890, using common building materials, and appears to be in reasonable condition.

A RICS Home Survey of this kind can be broken down into two distinct parts and will provide you, as a potential homebuyer, with a range of information on the construction and condition of the building in question. Surveys of this kind are available at three different levels, and all can be broken down in the following manner:

• A visual inspection of the property
• A report produced on the basis of the inspection

A Level 1 survey of this kind will provide any prospective homebuyer with information needed to make an informed decision regarding the property they are thinking of buying. A Level 1 survey will provide information on the overall condition of the property and issues such as non-standard construction techniques. Once the survey has been carried out, you’ll be in a position to decide whether any further advice is needed before taking the next step and making an offer on the property.

The Level 1 Survey Inspection

The RICS qualified surveyors at Crown Survey & Valuation will combine broad ranging expertise with experience and hands-on knowledge. All of this will be applied to the property in question during a basic visual inspection taking in aspects of the building such as:

• The roof
• The rainwater pipes & gutters
• The main walls
• The windows

In addition to the physical inspection of the property, our RICS qualified surveyor will use their understanding of the local area and the types of property found there to arrive at an accurate market valuation of the property in question.

The Crown Survey and Valuation surveyor will undertake a physical inspection of the exterior and interior of the main building and any permanent outbuildings. If any parts of the property cannot be physically accessed and inspected, they will be listed in a section of the subsequent report headed ‘Limitations on the inspection’. The purpose of the physical inspection is that the surveyor should be able to identify any significant visible defects, although it should be noted that they will not open up the fabric of the building for inspection. In simple terms, this means they will not do any of the following:

• Lift any floor coverings such as carpets, tiles or vinyl flooring
• Shift the contents of spaces such as cupboards
• Undo or dismantle any electrical fittings
• Shift heavy furniture to gain access to parts of the structure
• Lift any floorboards

If needed, the surveyor will carry out parts of the inspection from a ground level vantage point and from adjoining public property. The accessibility or otherwise of such vantage points means that the extent of the inspection carried out might vary from case to case, with each property judged on a strictly individual basis. Equipment used by the surveyor when carrying out the inspection could include the following:

• A damp meter
• Binoculars
• A torch
• Telescopic ladder
• Laser measurer

The surveyor may also use a ladder to inspect flat roofs or hatches which are located no higher than 3 metres above ground level outside or the floor level inside. Following the physical inspection the surveyor will also carry out a ‘desk top study’ to gather further information which might impact on the property and the final report.

Services

Although services to the property will be inspected, this inspection will only involve those parts of the services which are visible. This means that the presence of utilities such as gas, electricity and water will be noted, but their safety and efficiency will not be tested or assessed. The same will apply to the following:

• Visible plumbing, heating and drainage installations
• The internal condition of any flue, boiler or chimney

The Exterior of the Property

The features on the exterior of the property which will be included in the inspection will include the following:

• The grounds
• Permanent outbuildings
• Areas which are in common, shared use i.e Boundary walls, shared access, footpaths & drives

If access to any such areas is restricted – i.e. by the presence of overgrown plant life – these restrictions will be included in the report, along with advice on any potential risks which may need to be investigated.

Dangerous Materials, Contamination and Environmental Issues

The surveyor carrying out a Level 1 inspection won’t make any enquiries about contamination or other environmental dangers. If they suspect that a problem is present, however, they will recommend further investigation. The assumption made by an inspector will be that no harmful materials have been used in constructing the property, but if they suspect that hazardous materials have been used a report will be made and further instructions requested. Although the RICS qualified surveyor will not carry out an asbestos inspection, they will report on the suspected presence of asbestos if the inspection identifies any such possibility.

Flats

If the property being inspected takes the form of a flat, then the Crown Survey and Valuation surveyor will inspect the exterior surfaces, roof spaces and common areas like hallways and staircases, providing these spaces are owned by the flat being inspected and can be accessed from within. The inspection will not include the following parts of a flat:

• Security systems
• Lifts
• Fire alarms
• Drains

The Report

Following the inspection, our RICS qualified surveyor will produce a report based on their findings. The report will provide you with an understanding of the condition of the property, but, as a level 1 survey, will not include advice on repairs or on-going maintenance. If there are aspects of the property about which the surveyor feels they are unable to reach a confident conclusion, then further investigation will be recommended.

In order to make things as simple as possible the report will set out a rating for the property using the following system and colour codes:

• Condition Rating 1 – No repairs are currently needed, and standard maintenance required
• Condition Rating 2 – There are some defects which need to be repaired or replaced, but they are not serious or urgent. In the future standard maintenance will be required
• Condition Rating 3 – There are defects which are serious and/or need to be repaired, replaced or urgently investigated. Any failure to act on this could lead to serious safety issues or severe long term damage to the property. No legal commitment to purchase should be made before written quotations for repairs have been obtained.

Energy

If the surveyor has seen the current Energy Performance Certificate (EPC) it will be detailed in the report.

Market Value

The market value arrived at by a surveyor represents their estimation of the amount the property would receive if sold on the date of the valuation to a willing buyer, with neither the buyer nor seller under any compulsion or duress to go through with the transaction. The market value will be decided in line with the following assumptions:

• An inspection of any parts not included in the original inspection would not identify significant defects
• No dangerous or damaging materials or building techniques have been used in the property
• The ground upon which the property is built has not been used as landfill, and there is no contamination in or from that ground
• The property is connected to the mains services mentioned in the report and has the right to use them
• No furnishings, removable fittings or possible sales incentives were taken into account when reaching the valuation

If you’re in need of home property surveying and are looking for an RICS Chartered Surveyor near you, contact us today for a free quote. We specialise in building surveys and valuations and can carry out a professional inspection, so you can rest assured that the condition of the property we inspect meets the survey requirements.

RICS Home Survey – Level 2

The RICS Home Survey Level 2 is a survey which you need to something you should arrange if you’re considering the purchase of a house, flat or bungalow which appears to be in reasonable condition and was constructed using common building materials after 1890.

A Level 2 survey will provide a range of information and advice pertaining to the construction and condition of the building and any repairs needed. In simple terms, a level 2 survey can be broken down into two parts:

• A visual inspection of the property
• A report produced on the basis of the inspection

The intention of a Level 2 survey is to provide anyone thinking of purchasing a property with professional advice which enables them to make an informed decision. With a Level 2 survey to refer to, you can take any repairs or replacements needed into account when reaching a decision and decide whether further advice is needed before committing to a purchase.

The Level 2 Survey Inspection

Our RICS qualified surveyor will approach the Level 2 Survey with a broad range of knowledge and expertise. This will encompass the various visible aspects of most buildings, such as:

• The roof
• The rainwater pipes & gutters
• The main walls
• The windows

The surveyor will also apply a wider understanding of the local area and the types of property found there.

The interior and exterior of the main building and permanent outbuildings will be subject to a physical inspection, with any parts of the property which are not physically accessible listed under a section of the report headed ‘Limitations on the inspection’. The intention is for the surveyor to be able to identify any significant visible defects, although it should be understood that they will not open up the fabric of the building for inspection, which means they will not do the following:

• Lift any floor coverings such as carpets, tiles or vinyl flooring
• Shift the contents of spaces such as cupboards
• Undo or dismantle any electrical fittings
• Shift heavy furniture to gain access to parts of the structure
• Lift any floorboards

The equipment used by the surveyor will include binoculars (for inspecting the fabric of the roof exterior), damp meters, ladders for reaching flat roofs no higher than 3 metres and a torch.

Where possible, the surveyor will inspect the roof space, checking for visual signs of deterioration and damage to the most vulnerable parts of the roof structure.

In terms of features outside the property, the surveyor will inspect:

• The grounds
• Permanent outbuildings
• Areas which are in common, shared use i.e Boundary walls, shared access, footpaths & drives

If access is restricted in any way it will be flagged up in the report, with advice provided if further inspection is felt to be needed.

Dangerous Materials, Contamination and Environmental Issues

The surveyor carrying out a Level 2 inspection won’t make any enquiries about contamination or other environmental dangers. If they suspect that a problem is present, however, they will recommend further investigation. The assumption made by an inspector will be that no harmful materials have been used in constructing the property, but if they suspect that hazardous materials have been used a report will be made and further instructions requested. Although the RICS qualified surveyor will not carry out an asbestos inspection, they will report on the suspected presence of asbestos if the inspection identifies any such possibility.

Flats

If the property in question is a flat then the surveyor will inspect the condition of the exterior surfaces, roof spaces and common areas such as hallways and staircases, as long as those common areas can be accessed from within and are owned by the flat in question. Parts of a flat not covered by the inspection include lifts, security systems, fire alarms and drains.

The Report

Following the inspection, the surveyor will produce a Level 2 house survey report. This report, although relatively concise, will objectively detail any defects or problems noted by the surveyor and how important they could turn out to be. It will also include advice about repairs which might be needed and questions of on-going maintenance.

If the surveyor feels they are unable to comment on any aspect of the property with full confidence they will recommend further investigation.

In order to make things as simple as possible the report will set out a rating for the property using the following system and colour codes:

• Condition Rating 1 – No repairs are currently needed, and standard maintenance required
• Condition Rating 2 – There are some defects which need to be repaired or replaced, but they are not serious or urgent. In the future standard maintenance will be required
• Condition Rating 3 – There are defects which are serious and/or need to be repaired, replaced or urgently investigated. Any failure to act on this could lead to serious safety issues or severe long term damage to the property. No legal commitment to purchase should be made before written quotations for repairs have been obtained.

Energy Performance Certificate

If the surveyor has seen the Energy Performance Certificate (EPC) it will be detailed in the report. The inspection will also include investigations into any discrepancies between the EPC and the property itself, with the implications of this discrepancy explained in the report.

Valuation

Having a valuation included as part of a Level 2 survey is optional. If you choose to have a valuation then the surveyor will include, as part of the report, an expert opinion of the market value of the property and the reinstatement cost of that property at the time of the inspection.

Market Value

The market value arrived at by a surveyor represents their estimation of the amount the property would receive if sold on the date of the valuation to a willing buyer, with neither the buyer nor seller under any compulsion or duress to go through with the transaction. The market value will be decided in line with the following assumptions:

• An inspection of any parts not included in the original inspection would not identify significant defects
• No dangerous or damaging materials or building techniques have been used in the property
• The ground upon which the property is built has not been used as landfill, and there is no contamination in or from that ground
• The property is connected to the mains services mentioned in the report and has the right to use them
• No furnishings, removable fittings or possible sales incentives were taken into account when reaching the valuation

If you’re in need of home property surveying and are looking for an RICS Chartered Surveyor near you, contact us today for a free quote. We specialise in building surveys and valuations and can carry out a professional inspection, so you can rest assured that the condition of the property we inspect meets the survey requirements.

RICS Home Survey – Level 3

The RICS Home Survey Level 3 is sometimes referred to as a ‘RCIS Building Survey’. You should arrange a survey of this kind if you’re thinking about purchasing a house, flat or bungalow which was constructed after 1890. A level 3 survey will also help with the following:

• Providing detailed advice on the general condition of the property
• Describing the identifiable risk of any potential or hidden defects in the property
• Suggesting the probable cause or causes of those defects on the basis of an inspection

Where practicable and agreed between client and surveyor, the level 3 survey will provide an estimate of the costs and probable timescale for any work and repairs identified as being necessary

A Level 3 survey, as well as being invaluable when considering a purchase, can also help greatly when planning repairs, maintenance or upgrading to the building in question.

In simple terms, a Level 3 survey can be broken down into two parts:

• A visual inspection of the property
• A report produced on the basis of the inspection

The Level 3 Survey Inspection

A RICS qualified surveyor from Crown Survey and Valuation will undertake a thorough physical examination of the inside and outside of the building. This inspection will cover as much of the building as can be physically accessed including the following:

• The roof
• The rainwater pipes & gutters
• The main walls
• The windows

If any parts of the property are not accessible, they will be listed, alongside an explanation for the non-inspection, in the ‘Limitations on the inspection’ section of the final report. The surveyor will not open the fabric of the building for inspection without the consent of the owner/occupier, or if doing so involves a risk of personal injury or damage. This means that the Level 3 inspection doesn’t involve any of the following:

• Lifting any floor coverings such as carpets, tiles or vinyl flooring
• Shifting the contents of spaces such as cupboards
• Undoing or dismantling any electrical fittings
• Shifting heavy furniture to gain access to parts of the structure
• Lifting any floorboards

If needed, the surveyor will carry out parts of the inspection from a ground level vantage point from adjoining public property. The accessibility or otherwise of such vantage points means that the extent of the inspection carried out might vary from case to case, and each property will be judged on an individual basis. Equipment used by the surveyor when carrying out the inspection could include the following:

• A damp meter
• Binoculars
• A torch

The surveyor may also use a ladder to inspect flat roofs or hatches which are located no higher than 3 metres above ground level outside or the floor level inside. Following the physical inspection the surveyor will also carry out a ‘desk top study’ to gather further information which might impact on the property and the final report.

Where it is safe and reasonable to do so the surveyor may enter he roof space of the property to visually inspect the roof structure with particular emphasis on those features which are more vulnerable to damage and deterioration. Thermal insulation within a roof space will not be moved, but small corners may be lifted in order to identify the type and thickness of the insulation and the nature of the ceiling beneath. This will only be done if the surveyor considers it to be safe, and no stored goods or other contents of a roof space will be shifted.

Following the physical inspection the surveyor will also carry out a ‘desk top study’ to gather further information which might impact on the property and the final report.

Services

Although services to the property will be inspected, this inspection will only involve those parts of the services which are visible. This means that the presence of utilities such as gas, electricity and water will be noted, but their safety and efficiency will not be tested or assessed. The same will apply to the following:

• Plumbing, heating and drainage installations
• The internal condition of any flue, boiler or chimney

The Exterior of the Property

The features on the exterior of the property which will be included in the inspection will include the following:

• Boundary walls
• Fences
• Permanent outbuildings
• Areas which are in common, shared use

If access to any such areas is restricted – i.e. by the presence of overgrown plant life – these restrictions will be included in the report, along with advice on any potential risks which may need to be investigated.

Dangerous Materials, Contamination and Environmental Issues

The surveyor carrying out a Level 3 inspection will make enquiries regarding contamination or other environmental dangers. If they suspect that a problem is present, they will recommend further investigation. The assumption made by an inspector will be that no harmful materials have been used in constructing the property, but if the inspection shows that such materials have been used a report will be made and further instructions requested. Although the RICS qualified surveyor will not carry out an asbestos inspection, they will report on the suspected presence of asbestos if the inspection identifies any such possibility.

Flats

If the property being inspected takes the form of a flat, then the Crown Survey and Valuation surveyor will inspect the exterior surfaces, roof spaces and common areas like hallways and staircases, providing these spaces are owned by the flat being inspected and can be accessed from within. The surveyor will also inspect lifts, fire alarms, drains and security systems within the boundary of the flat being inspected, although the inspection will test nothing more specialized then their normal operation under ordinary usage.

The Report

Following the inspection, the surveyor will produce a Level 3 Building Survey report. This report, although relatively concise, will objectively detail any defects or problems noted by the surveyor and how important they could turn out to be. It will also include advice about repairs which might be needed and questions of ongoing maintenance. It will also cover the future impact of any repairs and materials, potential problems which could be caused by hidden defects and the different options for repairing defects, together with a timeline for those repairs. If decided between you and the surveyor, the report might also include the estimated cost of any repairs needed.

In order to make things as simple as possible the report will set out a rating for the property using the following system and colour codes:

• Condition Rating 1 – No repairs are currently needed, and standard maintenance required
• Condition Rating 2 – There are some defects which need to be repaired or replaced, but they are not serious or urgent. In the future standard maintenance will be required
• Condition Rating 3 – There are defects which are serious and/or need to be repaired, replaced or urgently investigated. Any failure to act on this could lead to serious safety issues or severe long term damage to the property. No legal commitment to purchase should be made before written quotations for repairs have been obtained.

Energy

If the surveyor has seen the Energy Performance Certificate (EPC) it will be detailed in the report. The inspection will also include investigations into any discrepancies between the EPC and the property itself, with the implications of this discrepancy explained in the report. If appropriate and practicable, the report will also comment on energy-related matters in general, although this won’t represent a formal energy-assessment of the building. The surveyor will also offer advice on the appropriateness of any energy improvements recommended by the EPC.

If you’re in need of home property surveying and are looking for an RICS Chartered Surveyor near you, contact us today for a free quote. We specialise in building surveys and valuations and can carry out a professional inspection, so you can rest assured that the condition of the property we inspect meets the survey requirements.